What is the rental yield in 399 Hills Park B?

No gross yield is published for 399 Hills Park B as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 17 registered sales and 3 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Hills Estate median is 6.2% gross.

How much does a 1 bedroom in 399 Hills Park B cost?

The median registered sale price is AED 1.98M (2,063 AED/sqft), from 17 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in 399 Hills Park B selling for right now?

Registered sales of ready units in 399 Hills Park B over the last 12 months have a median of 2,073 AED/sqft, across 7 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

What is the registered annual rent for a 1 bedroom in 399 Hills Park B?

The median new annual rent is AED 130,000, from 3 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

Does 399 Hills Park B earn more short-term than long-let?

A night asks a median of AED 671, which models to 6.5% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.

399 Hills Park B

Completed 2026
17 floors
3 lifts
339 parking bays
1 pool
Master developer National

A 1 bed in 399 Hills Park B costs a median AED 1.98M, rents long-let for AED 130,000/yr, and returns 6.5% short-term at the assumed 70% occupancy.

Satellite view of 399 Hills Park B, Dubai Hills Estate, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Dubai Hills Estate district around 399 Hills Park B, with roads and landmarks named. Apple Maps.

Street map around 399 Hills Park B, Dubai Hills Estate, centred on its registered pin. Apple Maps.

1 bed · typical price

1.98MAED

AED 2,073/sqft

Rent a year: AED 130,000
vs Dubai Hills Estate: 13% below the median

Cost to buy, all inAED 2.10M

Price: AED 1.98M
DLD fee 4%: AED 79,000
Agent 2% + VAT: AED 41,475
Trustee: AED 4,200

Fees repaid by rent12 months

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Is 399 Hills Park B a good investment?Pays above the Dubai median, prices rising and easy to sell; few units are let and lots of new supply is coming; no record of the rent trend

Does it pay a good rent?9.3% gross, before the service charge (not on file) (Dubai median 6.8%)9.3%Strength
Is it easy to let?6% of units signed a yearly lease in 12 months; the typical Dubai Hills Estate building manages 9%6%Watch
Dubai Hills Estate median 9% · top tenth from 56%399 Hills Park B · 6%
Across 20 Dubai Hills Estate buildings with 40 or more units, the median signed annual leases on 9% of units in 12 months and the top tenth on 56% or more; 399 Hills Park B is at 6%.
Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
Are prices going up?All types: AED 1,905/sqft a year ago, 2,073 now+8.9%Strength
How fast do fees pay back?AED 124,675 in fees to buy a 1 bed; rent covers it in 1.0 years1.0 yrs
Can I sell easily?35 sales in 12 months, 18% of the tower (6 the year before)35Strength
Is a lot being built nearby?3,559 apartments are planned in Dubai Hills Estate from 2026 to 2028, equal to 73% of the 4,869 homes let there today. Dubai Hills Estate supply by year →73%Watch
Did earlier buyers gain?Up 15% for launch buyers, before fees+15.2%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

399 Hills Park B prices and rents by unit typeA one-bed costs about AED 1.98M and rents for about AED 130,000 a year

Type	Median price	New rent	12-month change	Sales
1 bed75 units · 954 sqft	AED 1.98M2,063/sqftlaunch 1,863 +11.3%	under 5 contracts	under 5 contracts	no prior year	17
2 bed79 units · 1,503 sqft	AED 3.10M2,112/sqftlaunch 1,800 +14.6%	under 5 contracts	under 5 contracts	no prior year	12
3 bed37 units · 2,167 sqft	AED 4.67M2,157/sqft	under 5 contracts	under 5 contracts	no prior year	6

Appreciation, rental income and short-term detail, by unit type

Appreciation

1 bed · price per sqft · Dubai Hills Estate · area median AED 2,362/sqft

3 years: +10.7% · +3.4%/yr
vs area median: -12.7%
Rank by price per sqft: 61st of 66
Off-plan price gain, 2023–2026: +11.3% · +7.4%/yr

Rental income

1 bed · Dubai Hills Estate

Median new rent: AED 130,000/yr
Yield rank, all unit types: 1st of 12

Short-term income

1 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 6.5%
Median nightly rate: AED 671
Net revenue: AED 128,699/yr
vs long-let rent: 1.0×
Listings seen: 11+

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, 1 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 2,073 · before fees

Launch, 2023–26: 1,800; +15%; 185 sales
3 years ago: 1,800; +15%; 166 sales
Previous 12 months: 1,905; +9%; 6 sales
Last 12 months: 2,073; today; 35 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

16 resales in the last 12 months, against 67 a year on average over 2023–2025.

Date	Type	Sqft	Price
12 Oct 2026	1 bed	945	AED 2,100,000	2,222
12 Oct 2026	1 bed	908	AED 1,750,000	1,928
9 Oct 2026	1 bed	945	AED 2,150,000	2,275
5 Oct 2026	3 bed	2,167	AED 4,950,000	2,284
28 Sept 2026	2 bed	1,431	AED 3,500,000	2,447
28 Sept 2026	1 bed	1,018	AED 2,100,000	2,063
28 Sept 2026	1 bed	986	AED 2,100,000	2,130
28 Sept 2026	1 bed	954	AED 1,900,000	1,991
21 Sept 2026	2 bed	1,431	AED 3,100,000	2,167
15 Sept 2026	3 bed	2,167	AED 4,600,000	2,122

16 resales in the last 12 months.

Short-term rates around 399 Hills Park B

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed500 m cluster · 11+ listings seen	6710.70/sqft	AED 128,699	AED 130,000	1.0×	6.5%
2 bed500 m cluster · 4+ listings seen	1,2240.83/sqft	AED 239,641	AED 245,000	1.0×	7.7%

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

Nightly rate through the year

Comparables in Dubai Hills Estate

Every Dubai Hills Estate building with a page, ranked by price per sqft over the same 12 months, all unit types. 399 Hills Park B places 78th of 85; the nearest 8 are shown.

Highest rental yields in Dubai Hills Estate →

Rank	Building	Median price	Gross yield	12-month change	Sales
74	Club Drive-Tower A41% · off-plan 2,204/sqft	AED 1.59M	2,109+1.7%	—	+0.4%	9
75	Park Heights II T1Completed 2020 · off-plan 1,321/sqft	AED 1.80M	2,092+0.9%	5.8%	-1.9%	21
76	Park Heights ICompleted 2020 · off-plan 1,324/sqft	AED 1.81M	2,088+0.7%	5.5%	-1.8%	30
77	Park Point Building BCompleted 2020 · off-plan 1,353/sqft	AED 2.70M	2,087+0.7%	5.1%	—	4
78	399 Hills Park B · this buildingCompleted 2026 · off-plan 1,863/sqft	AED 2.57M	2,073	9.3%	+8.9%	35
79	Park Lane - Building 2A33% · Q4 2028 · off-plan 2,183/sqft	AED 1.98M	2,069-0.2%	—	—	4
80	Prive ResidenceCompleted 2023 · off-plan 1,683/sqft	AED 1.35M	2,058-0.8%	7.2%	-9.2%	30
81	Parkwood Podium0% · Q1 2029 · off-plan 2,034/sqft	AED 7.85M	2,034-1.9%	—	—	9
82	Golf Residences by FortimoCompleted 2026 · off-plan 1,770/sqft	AED 1.95M	1,984-4.3%	7.7%	+11.0%	47

Rank 1 is the dearest per square foot. Differences are against 399 Hills Park B (AED 2,073/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, 399 Hills Park B has registered sale prices 13% below the Dubai Hills Estate median price per square foot of 2,362 AED, across 66 eligible buildings. It ranks 61st of 66 by price per square foot in Dubai Hills Estate.

Market context in Dubai Hills Estate

Registered sales activity

916 ready apartment sales in the 12 months to 2026-10-12.

+2.3% in median AED/sqft versus the preceding year, supported by 916 current and 1,057 prior price observations.

Explore sales activity

Planned apartment projects

507 known registered units across 3 pending projects planned within one year of the 2026-07-06 register.

0 projects had already passed their planned date; 3 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

3,559 apartments are planned in Dubai Hills Estate from 2026 to 2028, equal to 73% of the 4,869 homes let there today.

Ready prices per sqft fell in 53% of 40 buildings (counted once per bedroom type) in Dubai Hills Estate with sales in both years; the typical one moved −0.4%.

New-lease rents fell in 100% of 10 buildings (counted once per bedroom type) with leases in both years; the typical one moved −6.5%.

How these are counted

Find service-charge budget evidence for 399 Hills Park B

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About 399 Hills Park B

399 Hills Park B is an apartment building completed in 2026 by National in Dubai Hills Estate. 235 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Floors: 17
Lifts: 3
Parking bays: 339
Pools: 1
Master developer: National

Drive times · typical

Downtown: 17 min · 13 km
DXB Airport: 19 min · 22 km
DIFC: 14 min · 17 km
Dubai Marina: 18 min · 18 km
Palm Jumeirah: 24 min · 22 km

Nearest, as registered

Metro: First Abu Dhabi Bank Metro Station
Mall: Mall of the Emirates
Landmark: Global Village

399 Hills Park B: AED 2,073 per sq ft, 13% below the median Dubai Hills Estate building, and a 9.3% gross yield, in the top tenth of the area

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

399 Hills Park BAED 2,073
Dubai Hills Estate, readyAED 2,310
Dubai Hills Estate, off-planAED 2,441
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

399 Hills Park BDubai Hills Estate median building

Dubai Hills Estate9.3% vs 5.8%

Line: the 10th to 90th percentile of 46 buildings in Dubai Hills Estate. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Dubai Hills Estate, by handover quarter

Nearby in Dubai Hills Estate

Every building in Dubai Hills Estate →

Prices per sq ft around 399 Hills Park B, on the map

Pills show median sale price, AED. 68 buildings pinned from Google place records and Apple geocoding · 399 Hills Park B is the inverted pinOpen in Apple Maps

Lime Gardens

Dubai Hills Estate · 59 sales, 12 months

2.52M

AED, resale median · 2,656/sqft

Hills Park

Dubai Hills Estate · 55 sales, 12 months

1.55M

AED, resale median · 2,229/sqft

Ellington House

Dubai Hills Estate · 49 sales, 12 months

2.39M

AED, resale median · 2,528/sqft

Golf Grand

Dubai Hills Estate · 48 sales, 12 months

2.17M

AED, resale median · 2,191/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 1 bed
17 registered sales in 12 months
On record
Rental evidence · 1 bed
3 new and 0 renewal contracts in 12 months · rent source: this building
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
399 Hills Park B: recorded complete 2026-08-03 · register data to 2026-07-06
On record
Developer
National · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 11 listings seen; the dial above changes every short-term figure on this page
Read with care
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 1 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from 399 Hills Park B’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: 8,782AED; 4.5% over 25 years
Monthly rent: 10,833AED; AED 130,000 a year
Cash needed at purchase: 542,425AED; 20% down plus AED 147,425 in fees

Owning costs AED 476,453 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in 399 Hills Park B?: No gross yield is published for 399 Hills Park B as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 17 registered sales and 3 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Hills Estate median is 6.2% gross.
How much does a 1 bedroom in 399 Hills Park B cost?: The median registered sale price is AED 1.98M (2,063 AED/sqft), from 17 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in 399 Hills Park B selling for right now?: Registered sales of ready units in 399 Hills Park B over the last 12 months have a median of 2,073 AED/sqft, across 7 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
What is the registered annual rent for a 1 bedroom in 399 Hills Park B?: The median new annual rent is AED 130,000, from 3 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.
Does 399 Hills Park B earn more short-term than long-let?: A night asks a median of AED 671, which models to 6.5% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.

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